Ohio Property Condition Disclosure Form
What Ohio sellers must disclose, and what Ohio buyers should know.
What Is the Property Condition Disclosure?
Under ORC 5302.30, sellers of residential property in Ohio must complete the Residential Property Disclosure Form. This form asks the seller to disclose what they know about the condition of the home, including structural issues, water damage, environmental hazards, mechanical systems, and more.
The form must be delivered to the buyer before the buyer signs the purchase agreement. The buyer has the right to rescind the contract within three business days of receiving the disclosure if it reveals material concerns.
What the Form Covers
Exemptions
- Court-ordered sales (foreclosures, sheriff's sales)
- Transfers between co-owners or to/from trusts
- Newly constructed homes that have not yet been occupied
- Estates or transfers where the transferor has no knowledge of the property condition
Tips for Buyers
- Read the disclosure carefully before signing the purchase agreement
- The disclosure reflects only what the seller knows. Always get an independent home inspection
- Ask questions about any "unknown" answers on the form
- You have 3 business days to rescind after receiving the disclosure
Tips for Sellers
- Be honest and thorough. Undisclosed defects can lead to legal liability
- Disclose what you know; you are not required to have expert knowledge
- When in doubt, disclose. It is better to over-disclose than under-disclose
- Keep a copy for your records
Frequently Asked Questions
Who fills out the property disclosure in Ohio?
The seller completes and signs the Residential Property Disclosure Form. The seller is disclosing what they know. They are not required to hire an inspector.
What happens if a seller lies on the disclosure?
A seller who knowingly misrepresents or omits a known material defect may be liable for damages under Ohio law. Buyers who discover undisclosed defects after closing may have legal recourse.
Are all homes subject to the disclosure requirement?
Most residential properties are. Exemptions include: court-ordered sales (foreclosures), transfers between family members, newly constructed homes not yet occupied, and estates where the executor has no knowledge of the property condition.
This content is for educational purposes only. Consult a licensed Ohio attorney for advice specific to your situation. Content reflects Ohio law as of April 2026.